About this number
Normalized PSF uses Bala's Table - the Singapore Land Authority differential premium reference for valuing leasehold against freehold. Bala values a fresh 99-year lease at 96% of freehold; the curve drops non-linearly, reaching ~75% at 50 years remaining and ~60% at 30 years.
Below 40 years remaining we stop normalizing because the curve diverges from market reality once CPF withdrawal restrictions and bank LTV cliffs dominate.
A separate 5% adjustment applies to projects whose lease commenced before 2023, reflecting the older strata-area measurement convention (which counted air-con ledges and bay windows).
Source: Singapore Land Authority differential premium reference (Bala's Table).
Transaction prices per square foot
| Project | Dist | Region | Bed | Floor | Area | Price | PSF | 99yr Norm | Date | Type |
|---|---|---|---|---|---|---|---|---|---|---|
| THE LEGEND | 10 | CCR | 2 | 06-10 | 1,485 | $2,880,000 | $1,939 | $1,939 | Dec 2025 | Resale |
| THE LEGEND | 10 | CCR | 2 | 06-10 | 1,464 | $2,980,000 | $2,036 | $2,036 | Oct 2025 | Resale |
| THE LEGEND | 10 | CCR | 2 | 06-10 | 1,421 | $2,750,000 | $1,935 | $1,935 | Dec 2024 | Resale |
| THE LEGEND | 10 | CCR | 2 | 01-05 | 1,453 | $2,518,888 | $1,733 | $1,733 | Dec 2024 | Resale |
| THE LEGEND | 10 | CCR | 3 | 06-10 | 2,217 | $4,380,000 | $1,975 | $1,975 | Nov 2024 | Resale |
| THE LEGEND | 10 | CCR | 2 | 11-15 | 1,464 | $2,588,000 | $1,768 | $1,768 | Nov 2024 | Resale |
| THE LEGEND | 10 | CCR | 4* | 16-20 | 1,442 | $2,650,000 | $1,837 | $1,837 | Oct 2024 | Resale |
| THE LEGEND | 10 | CCR | 2 | 01-05 | 1,421 | $2,528,000 | $1,779 | $1,779 | May 2024 | Resale |
| THE LEGEND | 10 | CCR | 2 | 01-05 | 1,496 | $2,520,000 | $1,684 | $1,684 | May 2024 | Resale |
| THE LEGEND | 10 | CCR | 3 | 06-10 | 2,164 | $3,900,000 | $1,803 | $1,803 | Mar 2024 | Resale |
Normalized via Bala's Table (SLA differential premium curve). Fresh 99yr lease ≈ 96% of freehold; below 40yr we don't normalize.